Tai Keng Gardens, Tai Seng, North-east Region, Singapore
$4,600,000
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Total Transactions
28
Average Price
S3.5M
Total Value
S97.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg)
Fair Value
S$1.14M
S$474 psf
Asking Price
S$4.60M
S$2,706 psf
vs Market
+304.7%
vs Last Done
+257.5%
Tenure
49 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
115 comps
Nearest MRT
Bartley
827m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$663
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.700
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$474
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +59.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 321 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,190,000 | ▲S$757 +59.7% vs FV | 99yr from 1986 |
Dec 2025 | Blk 321 SERANGOON AVE 2 Floor 04 TO 06 | 1,582sqft | S$1,200,000 | ▲S$758 +59.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 319 SERANGOON AVE 2 Floor 10 TO 12 | 1,572sqft | S$1,198,000 | ▲S$762 +60.8% vs FV | 99yr from 1985 |
Sep 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,572sqft | S$1,195,000 | ▲S$760 +60.3% vs FV | 99yr from 1986 |
Sep 2025 | Blk 318 SERANGOON AVE 2 Floor 01 TO 03 | 1,572sqft | S$1,050,000 | ▲S$668 +40.9% vs FV | 99yr from 1985 |
Jul 2025 | Blk 321 SERANGOON AVE 2 Floor 07 TO 09 | 1,615sqft | S$1,050,000 | ▲S$650 +37.1% vs FV | 99yr from 1986 |
Jun 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,604sqft | S$1,180,000 | ▲S$736 +55.3% vs FV | 99yr from 1985 |
Apr 2025 | Blk 316 SERANGOON AVE 2 Floor 01 TO 03 | 1,679sqft | S$1,236,000 | ▲S$736 +55.3% vs FV | 99yr from 1984 |
Apr 2025 | Blk 318 SERANGOON AVE 2 Floor 04 TO 06 | 1,604sqft | S$1,268,000 | ▲S$791 +66.9% vs FV | 99yr from 1985 |
Apr 2025 | Blk 317 SERANGOON AVE 2 Floor 10 TO 12 | 1,625sqft | S$1,170,000 | ▲S$720 +51.9% vs FV | 99yr from 1985 |
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+59.7% vs FV
Blk 321 SERANGOON AVE 2
Jan 2026 · Floor 01 TO 03
+59.7% vs FV
Blk 321 SERANGOON AVE 2
Dec 2025 · Floor 04 TO 06
+59.9% vs FV
Blk 319 SERANGOON AVE 2
Nov 2025 · Floor 10 TO 12
+60.8% vs FV
Blk 321 SERANGOON AVE 2
Sep 2025 · Floor 07 TO 09
+60.3% vs FV
Blk 318 SERANGOON AVE 2
Sep 2025 · Floor 01 TO 03
+40.9% vs FV
Blk 321 SERANGOON AVE 2
Jul 2025 · Floor 07 TO 09
+37.1% vs FV
Blk 317 SERANGOON AVE 2
Jun 2025 · Floor 10 TO 12
+55.3% vs FV
Blk 316 SERANGOON AVE 2
Apr 2025 · Floor 01 TO 03
+55.3% vs FV
Blk 318 SERANGOON AVE 2
Apr 2025 · Floor 04 TO 06
+66.9% vs FV
Blk 317 SERANGOON AVE 2
Apr 2025 · Floor 10 TO 12
+51.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Serangoon, with a remaining lease of 49 years, stands at an estimated value of $1,136,639, translating to a compelling $474 per square foot. This valuation is particularly noteworthy as it signals a market position above the baseline by an impressive 304.7%. Such a substantial deviation from the average market value indicates not only a strong demand for HDB properties in this vibrant locality but also reflects the unique attributes and desirability of this specific unit.
With a model confidence rating classified as high, this valuation is bolstered by an extensive analysis of 115 recent HDB resale transactions within the vicinity. The Serangoon area, known for its strategic connectivity and flourishing amenities, continues to attract both homebuyers and investors alike. The remaining lease of 49 years, while a critical factor in valuation, appears to be mitigated by the overall appeal of the property and its surroundings, suggesting a robust market dynamic that supports premium pricing in the current HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.